Registration refused in Andhra Pradesh (22-A or other reasons): appeal routes for buyers in Vizag and Vijayawada
Short answer: in Andhra Pradesh, two different routes apply depending on why the Sub-Registrar refused. If the property is on the section 22-A prohibited list, para 12 of G.O.Ms.No.444 dated 22.07.2026 says the refusal must be a written order stating the survey number, sub-division, extent and 22-A category. The fix is with the Revenue Divisional Officer or Sub-Collector, then an appeal to the Joint Collector within 60 days (paras 7 and 8). For other refusals, such as the seller denying execution, the Registration Act, 1908 route applies: the District Registrar within 30 days (sections 72 and 73), then a civil suit within 30 days (section 77).
If you have not yet presented your deed, start with our AP Sub-Registrar documents checklist.
Which route fits your refusal in Andhra Pradesh
| Refusal type | Who decides | Time limit | What to carry |
|---|---|---|---|
| Land on the 22-A list (Government, assigned, endowment, wakf, surplus or notified) | RDO or Sub-Collector adds or deletes entries (G.O. para 7.1); appeal to the Joint Collector (para 8); revision to the Government (para 9) | Appeal within 60 days, up to 120 days with sufficient cause; revision within 90 days | The written refusal order (para 12), the Webland or Meebhoomi record, title deeds, and any order that removed the land from the list |
| Land shown as 'Patta' in Webland but still flagged | Para 5.1: Patta lands are not to be on the list, and the registering officer shall admit them | Not stated in the G.O. we read | A dated screenshot of the Webland record showing 'Patta'; ask the Sub-Registrar to apply para 5.1 |
| Executant denied execution or did not appear | District Registrar (section 73), who enquires whether the deed was signed (section 74) | 30 days from the refusal order | Written application, copy of the section 71 reasons, verified like a plaint |
| Any other ground (papers, procedure) | District Registrar on appeal (section 72) | 30 days from the order | Copy of reasons, deed, ID, challan or e-stamp proof |
| District Registrar also refuses | Civil court (section 77) | 30 days from the District Registrar's order | Everything above; this needs a lawyer |
Seven steps after a refusal in Vizag, Vijayawada or elsewhere in AP
- Get the order on paper. For a 22-A refusal, para 12 needs a written order with the survey number, sub-division, extent and category. For other refusals, section 71 entitles you to a free copy of the reasons.
- Write down the date. The 30-day and 60-day clocks run from the order.
- Check the land yourself. Run the IGRS prohibited property search and open the Webland record on Meebhoomi. Save dated screenshots.
- Pick the authority. A land-list problem goes to the RDO or Sub-Collector and then the Joint Collector. A signing or paper problem goes to the District Registrar.
- Match a G.O. exit if the land is listed. Our assigned land guide lists the paras that remove certain lands from the list.
- Present again within 30 days of any order directing registration (sections 72(2) and 75(2)). Registration then counts from the first presentation.
- Hold the balance. Keep the unpaid amount until the deed is registered, and ask your lawyer about the refund clause.
Common mistake: signing a fresh notarised agreement or GPA after a 22-A refusal "to keep the deal alive". It does not change the land's status, and it can make the money harder to recover. Fix the record first.
Related guides
- Registration slot booking online
- Rectification and cancellation deeds
- Stamp duty refund if the sale is cancelled
- Encumbrance certificate online
Registering in Telangana? See the Telangana refusal guide.
Not legal advice. This page summarises official documents read on 24 Oct 2026. Time limits are strict and the facts of each refusal differ. Have a lawyer read the refusal order before you file anything, and re-check the rules because they change.
A free sample from our Andhra Pradesh property do-it-yourself pack: which documents to keep, which portal to open, and in what order, so fewer surprises reach the Sub-Registrar's desk.
Get it free (instant download)FAQ
What must a 22-A refusal order in AP contain?
Para 12 of G.O.Ms.No.444 (22.07.2026) says it must be a written order stating the survey number, sub-division, extent and the 22-A category.
Who removes my land from the 22-A list?
The Revenue Divisional Officer or Sub-Collector (para 7.1). An appeal lies to the Joint Collector within 60 days (para 8), and a revision to the Government within 90 days (para 9).
Does the District Registrar handle 22-A refusals?
The District Registrar route in sections 72 and 73 of the Registration Act covers refusals by a Sub-Registrar. For a land-list entry, the G.O. sets the Revenue route; ask your lawyer which applies to your order.
If the appeal succeeds, do I pay again?
Not stated in the sources we read. Sections 72(2) and 75(2) say the deed must be presented again within 30 days and then counts as registered from its first presentation. Ask the office about fees (to verify).
Official sources
- G.O.Ms.No.444, Revenue (Registration-I), 22.07.2026 (copy on apsdw.in, PDF): paras 5.1, 7, 8, 9, 12
- Registration Act, 1908, sections 71 to 77 (India Code PDF)
- AP Registration and Stamps Department home page
- Meebhoomi, AP land records portal
Not legal advice. We don't check properties or certify ads. A lawyer must confirm title, and the Authority's own notices override anything on this page.